89 Bridge St · West Carthage, NY 13619

$139,800

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 44 Days on market

Built 1890 0.32 ac lot $127/sqft · 35% below area Est $215k · 35% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready to Own your Own Home?? This one is ready for its new owner and IS Affordable! The 2 bedrooms, Large Living Room/Dining Area, Entryway/Bonus Room and full bath on ground level have had many updates in the last few years. New flooring, new kitchen appliances, tile backsplash and many new windows. Downstairs you'll find a laundry room with nearly new washer & dryer, 3 workshop/storage rooms, and a 2 car garage leading out to the blacktopped driveway and plenty of parking. Fenced in area out front just installed last year so the little ones and pets can safely get some fresh air. The backyard has room to spread out and a nicely wooded area for peace & privacy. New natural gas furnace and water heater are less than 4 years old. Lots of new paint, fixtures, cabinet hardware, and so much more!! Check this one out!

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-58 ($-691/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (17.2% below list).
• Recommended offer: $116k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.3% in West Carthage — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#912 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A-, housing B+; Watch: employment D+, health & safety D, schools F.
• Carthage Central School District (rural): math 30% / reading 46% proficiency, ranked #539 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $94k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,728 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $215,269
• List price: $139,800
• Delta: -35.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 N Broad St	0.48mi	3/1.0 (+1)	1,105 (+1%)	4mo	$305,000	$276	69
46 Liberty St	0.17mi	3/1.0 (+1)	1,200 (+9%)	7mo	$214,900	$179	66
11 unite 6 Liberty St	0.46mi	2/2.0	1,056 (-4%)	9mo	$75,000	$71	61
38 Liberty St	0.27mi	1/1.0 (-1)	968 (-12%)	11mo	$157,000	$162	54
86 1/2 Champion St	0.68mi	3/1.5 (+1)	1,056 (-4%)	8mo	$141,800	$134	48
110 Bridge St	0.21mi	3/1.5 (+1)	1,248 (+14%)	18mo	$185,000	$148	45
35 Madison St	0.49mi	3/1.0 (+1)	948 (-14%)	9mo	$210,000	$222	42
43 N Broad St	0.67mi	2/1.5	1,248 (+14%)	8mo	$100,000	$80	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $72,492
• Equity at exit: $125,943

10-year hold

• IRR: 20.6%
• Equity multiple: 6.53×
• Total profit: $216,402
• Equity at exit: $271,601

Cash invested: $39,144 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13619

• Home prices YoY: 26.0%
• Active inventory: 77
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$733
• Tax from tax record: −$180 /mo · $2,166/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-58

Break-even live

Break-even rent $1,230

Max offer price $129,626

Occupancy floor 100%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,950
• Closing costs: $4,194
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Alexandria St Unit 719 Carthage, NY	3.0	1.0	1100	$995	$0.90	43d	1	1.22mi

Listing history 18 events

1. 2026-06-03
   status $139,800 Pending 44 DOM
2. 2026-06-02
   days on market $139,800 Active Under Contract 44 DOM
3. 2026-06-01
   days on market $139,800 Active Under Contract 43 DOM
4. 2026-05-31
   days on market $139,800 Active Under Contract 42 DOM
5. 2026-05-30
   days on market $139,800 Active Under Contract 41 DOM
6. 2026-05-11
   historical Active Under Contract 836-char remark

   Show marketing remark (836 chars)

   Ready to Own your Own Home?? This one is ready for its new owner and IS Affordable! The 2 bedrooms, Large Living Room/Dining Area, Entryway/Bonus Room and full bath on ground level have had many updates in the last few years. New flooring, new kitchen appliances, tile backsplash and many new windows. Downstairs you'll find a laundry room with nearly new washer & dryer, 3 workshop/storage rooms, and a 2 car garage leading out to the blacktopped driveway and plenty of parking. Fenced in area out front just installed last year so the little ones and pets can safely get some fresh air. The backyard has room to spread out and a nicely wooded area for peace & privacy. New natural gas furnace and water heater are less than 4 years old. Lots of new paint, fixtures, cabinet hardware, and so much more!! Check this one out!

7. 2026-05-08
   price $139,800 836-char remark

   Show marketing remark (836 chars)

   Ready to Own your Own Home?? This one is ready for its new owner and IS Affordable! The 2 bedrooms, Large Living Room/Dining Area, Entryway/Bonus Room and full bath on ground level have had many updates in the last few years. New flooring, new kitchen appliances, tile backsplash and many new windows. Downstairs you'll find a laundry room with nearly new washer & dryer, 3 workshop/storage rooms, and a 2 car garage leading out to the blacktopped driveway and plenty of parking. Fenced in area out front just installed last year so the little ones and pets can safely get some fresh air. The backyard has room to spread out and a nicely wooded area for peace & privacy. New natural gas furnace and water heater are less than 4 years old. Lots of new paint, fixtures, cabinet hardware, and so much more!! Check this one out!

8. 2026-04-19
   listed $139,900 Active 836-char remark

   Show marketing remark (836 chars)

   Ready to Own your Own Home?? This one is ready for its new owner and IS Affordable! The 2 bedrooms, Large Living Room/Dining Area, Entryway/Bonus Room and full bath on ground level have had many updates in the last few years. New flooring, new kitchen appliances, tile backsplash and many new windows. Downstairs you'll find a laundry room with nearly new washer & dryer, 3 workshop/storage rooms, and a 2 car garage leading out to the blacktopped driveway and plenty of parking. Fenced in area out front just installed last year so the little ones and pets can safely get some fresh air. The backyard has room to spread out and a nicely wooded area for peace & privacy. New natural gas furnace and water heater are less than 4 years old. Lots of new paint, fixtures, cabinet hardware, and so much more!! Check this one out!

9. 2024-09-03
   price $149,900
10. 2024-08-02
    price $152,400
11. 2024-07-01
    price $154,900
12. 2024-06-25
    listed $159,900 Active
13. 2023-12-28
    soldstatus $94,000
14. 2023-12-12
    soldstatus $94,000 Closed Sale or Rented
15. 2023-11-05
    historical Continue to Show- Under Contract
16. 2023-10-30
    historical $1,200
17. 2023-09-27
    listed $118,000 Active
18. 2023-09-08
    listed $1,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,166 · $180/mo
• Projected year-2 tax: $2,264 · $189/mo
• Expected delta: +$99/yr (+$8/mo · 4.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,887
• − Mortgage interest: −$7,831
• − Property taxes: −$2,166
• − Insurance: −$699
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,067
• Taxable loss: −$3,097
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $52/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Carthage Central School District
• NCES district ID: 3606630
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $48,450
• Composite: 32.63/100
• National rank: #5668
• State rank: #539 of 590 in NY

Livability — West Carthage

• Score: 61/100
• State rank: #912
• US rank: #17830

Category grades

Amenities F Commute F Cost of living A- Crime A Employment D+ Housing B+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carthage, NY
• County: Jefferson County · 47,417 people
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 10,578
• Household income: $63,120
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 379.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 9% Romanian 3% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 84.02%
• Current HPI: 406.9439
• Rent YoY: —
• Metro: Watertown-Fort Drum, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+11550.0% since first listed

13 events — show timeline

• 2026-05-11 Contingent — CNYIS
• 2026-05-08 Price Changed $139,800 CNYIS
• 2026-04-19 Listed $139,900 CNYIS
• 2024-09-03 Price Changed $149,900 CNYIS
• 2024-08-02 Price Changed $152,400 CNYIS
• 2024-07-01 Price Changed $154,900 CNYIS
• 2024-06-25 Listed $159,900 CNYIS
• 2023-12-28 Sold (Public Records) $94,000 Public Records
• 2023-12-12 Sold (MLS) $94,000 CNYIS
• 2023-11-05 Contingent — CNYIS
• 2023-10-30 Rental Removed $1,200 APPFOLIO
• 2023-09-27 Listed $118,000 CNYIS
• 2023-09-08 Listed for Rent $1,200 APPFOLIO

Property tax history

+0.4%/yr

Latest (2025): $2,166 · +3.5% YoY. Source: county tax records.